House in Centro da Cidade, Albufeira e Olhos de Água
House in Centro da Cidade, Albufeira e Olhos de Água — image 2House in Centro da Cidade, Albufeira e Olhos de Água — image 3House in Centro da Cidade, Albufeira e Olhos de Água — image 4House in Centro da Cidade, Albufeira e Olhos de Água — image 5
Grade Avillamid-range

House in Centro da Cidade, Albufeira e Olhos de Água

Albufeira · Central Algarve ·

€1.5M

Asking Price (EUR)

13.1%

True Net Yield (Owner, all-in)

9.1%

True Net Yield (Managed, all-in)

20.2%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €345,083/yr
Average Daily Rate: €1984
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 5.3 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.4M
Brixfox Score: 84.4 / 100
Comparable Properties: 3
Data Confidence: 59%
Search Radius: 15 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.7M

+16.4% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€110,250
IS — Stamp duty (0.8%)€11,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,050
Total acquisition costs€145,310
Renovation (est. €55/m² × 238 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,090
(€7,140–€19,040)
Furnishing & STR launch (12bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€82,850
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

23.5%

True gross yield (all-in)

20.2%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 12
Bathrooms: 9
Building: 238 m²
Land: 1425 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tiles in hallwaycobblestone street

Score Breakdown

ROI
25
Visual Appeal
11.4
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
4.77
Payback Speed
5
STR Suitability
3

Description

House T12 consisting of ground floor with 8 suites and 1 T1 apartment with WC. On the first floor there is a large living room with fireplace and balcony, a kitchen with closed sunroom with views of the Sea, Countryside and City that is to say, a great panoramic view with three bedrooms (one en suite), a bathroom and a

Location

📍 37.0890°N, 8.1870°W

· Albufeira, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Albufeira / Central Algarve

House in Centro da Cidade, Albufeira e Olhos de Água

Inventory
12 Beds
Bathrooms
9 Baths
Built Area
238 m²
Land Plot
1425 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 16.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+21.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$362K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.1%
$21,375/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.2 yr
Rental only

Property details

Year built: 2004
Energy: B-
Condition: good

Description

House T12 consisting of ground floor with 8 suites and 1 T1 apartment with WC. On the first floor there is a large living room with fireplace and balcony, a kitchen with closed sunroom with views of the Sea, Countryside and City that is to say, a great panoramic view with three bedrooms (one en suite), a bathroom and a

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$2,866/night
50% ($1318)Brixfox estimate($2,866/night)200% ($5274)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$256,496
Airbnb data$2,866/night · 48% occupancy
Rental income
$2,866/night · 48% occ.
$498,639
Running costs (20%)
Utilities, cleaning, maintenance
-$99,728
Income tax (10%)
Indonesian rental income tax
-$139,619
Property tax
Annual property tax
-$2,796
Net income
16.1% ROI
$256,496

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,597,826
IMT (transfer tax, investment schedule)$119,837
Imposto de Selo (stamp duty)$12,783
Notary & registration$1,359
Legal / due diligence$23,967
Total acquisition costs$157,946
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,228
($7,761–$20,696)
Furnishing & STR launch
12bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$87,880
All-in investment$1,857,880

Gross yield (asking)

31.2%

True gross yield (all-in)

26.8%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Albufeira.

$18.4M$13.8M$9.2M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
Capital appreciation
Property value growing at +4%/yr based on Albufeira market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$1.3M
Total Position
$3.0M
+107%
15.7%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$2.7M
Total Position
$4.9M
+232%
12.8%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$6.3M
Total Position
$9.6M
+550%
9.8%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$11.2M
Total Position
$16.0M
+988%
8.3%/yr

Location

Albufeira

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$2637 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1425 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.1% — outperforms most villas in this market
Premium nightly rate of $2637 — positioned in the top tier
Generous 1425 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
13.6%
$18,075/mo
40% occ.
18.2%
$24,177/mo
48% occ.
21.7%
$28,852/mo
current
58% occ.
26.3%
$34,954/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.